Grandy's-CS010920 CITY OF COPPELL
PLANNING DEPARTMENT
STAFF REPORT
CASE NO: S-1193 Grandy's Restaurant
P & Z HEARING DATE: September 20, 2001
C.C. HEARING DATE: October 9, 2001
STAFF REP.: Andrea Roy, City Planner
LOCATION: At the northwest comer of Denton Tap Road and Fitness Court
(formerly North Texas Court)
SIZE OFAREA: Approximately 2,714 square-foot restaurant on a portion of
approximately 1.39 acres of property.
CURRENT ZONING: C (Commercial)
REQUEST: C-S.U.P. (Special Use Permit-1193 approval for a restaurant)
APPLICANT: Applicant: Engineer:
Harry & Kathryn King Hudson Engineering Co.
d/b/a KAKI Enterprises, Inc. Billy Hudson, P.E.
3616 Austin Court 358 NW 2nd Street, #4
Flower Mound, TX 75028 Grand Prairie, TX 75090
Phone: 214-513-1520 Phone: 972-262-9383
Fax: 972-691-6396 Fax: 972-262-9384
HISTORY: A preliminary plat for this site, and the remainder of the Denton Tap
Development, was approved by City Council on August 12, 1997;
however, a final plat for the property was never filed for
consideration.
TRANSPORTATION: Denton Tap Road is an improved six-lane divided thorouglffare
(P6D) contained within a 100'-wide fight-of-way.
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Item # 5
SURROUNDING LAND USE & ZONING:
North -Town Center West Shopping Center, PD178R-C (Commercial)
South - Taco Bell, C-S.U.P 1034 (Commercial-Special Use Permit)
East - retail center under construction, TC (Town Center)
West- vacant, C (Commercial)
COMPREHENSIVE PLAN: The Comprehensive Plan shows the property as suitable for
neighborhood retail.
DISCUSSION: The applicant is requesting Special Use Permit approval for the
development of a 2,714 square-foot freestanding Grandy's restaurant with
drive-through facility. As proposed, the site will be developed in two
phases; Grandy's being Phase I and a future 2,480 square-foot building
being Phase II. The proposed Grandy's restaurant will sit toward the
northern portion of the site, adjacent to the Town Center West Shopping
Center and the future building site is situated on the southern portion of
the site, closest to Fitness Court.
While the use may be appropriate at this location, this site plan has
significant technical issues, as detailed within 14 outstanding issues in
the Recommendation section of this report. Staff cannot support this
request as submitted. The general issues include the inefficient design of
the site, an excessive amount of pavement, an extreme deficiency in
landscaping (approximately 3,375 square feet and a number of trees), and
numerous inaccuracies and inconsistencies among plan sheets. Specific
design issues include: the northern curb turn at Fitness Court and Denton
Tap Road does not align, the proposed monument sign is located within
the 15' setback area, both northern entryways are excessively wide, and a
significant amount of the required information is not provided on the site
plan sheet.
Additionally, staff is seriously concerned with the manner in which the site
is being developed. Again, the use is appropriate; however, this particular
site, as designed, is not conducive to the development of two restaurants. It
is clear that the type of user for Phase II of this site would likely be similar
to that of Grandy's and the reduction in the size of building, limited
convenient parking for customers, and the elimination of a drive-through
has placed a self-created hardship on this portion of the site that staff
cannot support. Further, staff is concerned that the additional required
alterations to bring the current plan into compliance will further reduce the
Phase II building size and/or feasibility of this portion of the development.
To provide a valid comparison, staff reviewed the adjacent Taco Bell site,
which contains 50,750 square feet (1.2 acres), only slightly smaller than
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Item # 5
the subject site (1.4 acres). The primary distinction between Grandy's and
the Taco Bell site is that Taco Bell contains only one 2,350 square-foot
building, not two buildings, totaling 5,195 square feet. In staff's opinion,
the applicant is simply overbuilding the subject site.
While the applicant has made improvements to the design of building
since the initial submission, there remains significant site design issues
which must be addressed prior to staff support of this application.
RECOMMENDATION TO THE PLANNING AND ZONING COMMISSION:
Staff is recommending DENIAL of the subject application for the following
reasons:
1) Proposed Site Plan is lacking the following information:
· Existing Zoning
· Building height
· Proposed lot coverage
· Floor area ratio
2) The proposed plan creates a self-inflicted hardship for furore development of
Phase II.
3) The Parking Table on Site Plan Sheet incorrectly indicates the number of
required and proposed spaces for each phase of development.
4) Entry curb radii on the north side of the intersection of Denton Tap and
Fitness Court does not align.
5) The proposed monument sign is placed within the 15' required setback area.
6) Excessive notes showing curve radii need to be removed from plan.
7) The widths of the two northern entrances need to be significantly reduced to
not exceed the width of those on the adjacent property to the north.
8) Signage detail needs to indicate the color of the lettering.
9) No light source for monument sign is shown.
10) Staff needs clarification of the reason for constructing the monument sign
with approximately 1' of buried brick detail.
11). The plan continues to indicate red illuminated letters on the attached
signage. According to the submitted colored renderings, the proposed
signage is now white.
12) Incorrect notes on building elevations which indicate that proposed signage
is "mounted on standing seam metal roof'; this is not as it appears on the
drawings; roof signs are not permitted.
13) There are no dimensions on signage shown on the building elevations.
14) There continue to be inconsistencies between submitted architectural
elevations and color renderings.
15) There is an excessive amount of notations regarding underground utility
lines on site plan and landscape plan.
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Item # 5
16) The proposed Landscape Plan continues to be deficient in the following
areas_'
· Perimeter landscaping -- one tree is not provided every 50' linear
feet along Denton Tap. Five trees are required and only two are
proposed.
· Non-vehicular landscaping -- staff calculations indicate that there
is a deficiency of approximately 3,375 square feet.
· Non-vehicular landscaping -- four trees are required and only
two are proposed.
· Interior landscaping -- deficient by a minimum of four trees.
· Interior landscaping -- deficient with regard to the provision of a
tree within a minimum 150 square-foot landscape island at the
end of each row.
ALTERNATIVES: 1) Recommend approval of the request.
2) Recommend disapproval of the request
3) Recommend modification of the request
4) Hold Special Use Permit under advisement
ATTACHMENTS: 1) Engineering comments
2) Site Plan
3) Monument Sign and Details
4) Landscape Plan
5) Floor Plan
6) Elevations
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Item # 5
DEVELOPMENT REVIEW COMMITTEE
ENGINEERING COMMENTS
ITEM: $-1193, Grandy's Restaurant, zoning change request fi.om C (Commercial) to
C-S.U.P (Commercial, Special Use Permit-1193), to allow the operation of' an
approximately 2,714 square-foot restaurant on a portion of' approximately 1.39
acres of' property located at the northwest comer o£ Denton Tap Road and
Fitness Court (North Texas Court), at the request o£I-Iudson Engineering.
DRC DA TE: ~lugust 30, 2001 and September 6, 2001
CONTACT: Kenneth M. Griffin, P.E., Director of Engineering (972-304-3679)
COM3'IENT STATUS: r~r:,rr r~,rrnTa r:,v ,"'FINAL r~r~rrcr~n
1. Drainage information will be evaluated during plan review process.
2. Fire line and fire hydrants are private. Need to provide meter and vault at tie-in to existing 8"
water line. Meter and vaults need to be in an easement. Utility plans will be evaluated
during plan review process.